Instead of discussing the possibility of owner finance with sellers - what if I offered the opportunity to  JV where they are the equity partner?   

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

In my opinion, making an offer site unseen is not a risk.

If you ever are interested in a more affordable market I'd love to connect on what the Midwest has to offer!

While an S-corp may offer tax savings, its possible that those savings would be eaten up by the the admin costs.So many variables here that it really pays to consult with a tax pro.

One group is now offering a pref equity investment to rescue their deals, while they still actively market how they have never had a capital call (technically, accurate, but in spirit very deceptive). 

I know we wouldn't include a clause like that if we did offer brokerage services because our Property management agreement has a 30-day notice to terminate at any time for any reason no penalty. 

It all started when my wife's college friend offered me an opportunity to invest in a commercial property.

I never put my time into finding buyers unless I had something to offer.

I agree with Michael, probably need to make 100 offers per 1 accepted to find a good deal.